A shocking case study reveals how hidden infrastructure costs nearly destroyed one family’s dream home project The Perfect Property With a $100K Secret Hidden costs when buying land can transform a dream property into a financial nightmare. Sarah and Mike discovered this reality when a seemingly perfect 3.5-acre lot in Eastern Washington came with a shocking surprise: $100,000+ in hidden land development costs. After two years of searching for the ideal spot to build their retirement home, they found what appeared to be the perfect property. The listing checked every box: within city limits, reasonable slope, beautiful farming community setting, and those magic words every land buyer wants to see: “city water and sewer nearby.” But as their due diligence process would reveal, “nearby” and “available” carry dramatically different price tags in land development. When Property Listings Hide Infrastructure Reality Twenty years of conducting site facts reviews has taught me that real estate listings are marketing documents first, technical specifications second. The phrase “city sewer nearby” triggered immediate red flags during my property investigation. Here’s what most land buyers don’t realize: utilities nearby doesn’t guarantee affordable connection. In fact, this seemingly positive feature can indicate expensive infrastructure requirements that sellers prefer not to highlight. Sarah called me the same afternoon she discovered the property, barely containing her excitement. “This is exactly what we’ve been looking for. Can you do a quick review so we can make an offer tomorrow?” I could hear the joy in her voice, but experience had taught me to dig deeper into municipal infrastructure requirements before any land purchase moves forward. The Land Due Diligence Process That Saves Dreams Proper due diligence for land purchases requires systematic investigation beyond basic property records. Here’s the process that uncovered Sarah’s hidden costs: Municipal Records Deep Dive This small Eastern Washington farming town, like many rural communities, hadn’t invested in comprehensive GIS mapping for utilities. Their system showed basic zoning and parcels, but infrastructure details remained buried in departmental files. The property had recently been created through a minor partition – splitting a larger farm into just two lots. This process often bypasses the extensive infrastructure reviews required for major subdivisions, creating potential gaps in utility planning. Critical Area and Environmental Assessment My standard site facts review covered all environmental factors: Everything pointed to an ideal building lot – except for the utility infrastructure gap. Direct Municipal Contact Strategy When GIS systems lack utility details, successful land development requires direct communication with public works departments. I sent a detailed request to the city, including property maps and specific questions about: The $100,000 Infrastructure Reality Check The response from Public Works revealed the true cost of “city sewer nearby.” While water service was indeed available at the street, the sewer situation required major infrastructure development: Sewer Main Extension Requirements Hidden Land Development Costs Breakdown Breaking down the infrastructure requirements revealed staggering numbers: Sewer main extension: $45,000-60,000 (at $150-200 per linear foot) Manhole installations: $16,000-24,000 (two units at $8,000-12,000 each) Lift station system: $25,000-40,000 (depending on capacity) Engineering and permits: $10,000-15,000 Total estimated cost: $96,000-139,000 These figures didn’t include property-to-house connections or potential complications from other utilities in city streets. How Minor Partitions Create Infrastructure Gaps Sarah’s situation illustrates a growing problem in rural land development. Minor partitions, typically involving 2-3 lots, face less regulatory scrutiny than major subdivisions. This streamlined approval process can leave infrastructure responsibilities unclear until someone attempts to build. The original farm property had been served by private wells and septic systems. When divided, the city’s connection requirements applied to new construction, but the infrastructure to support those requirements didn’t exist. This regulatory gap between subdivision approval and infrastructure reality creates hidden costs that unsuspecting land buyers discover too late in the development process. Turning Hidden Costs Into Negotiation Power Discovering infrastructure requirements before making an offer transformed Sarah’s position from potential victim to informed negotiator. Knowledge of the true development costs provided several strategic options: Option 1: Seller Responsibility Require the property owner to complete sewer extension before closing, eliminating buyer risk but potentially reducing offer competitiveness. Option 2: Price Adjustment Strategy Reduce the purchase offer by estimated infrastructure costs, providing funds for required work while maintaining offer attractiveness. Option 3: Shared Investment Approach Negotiate split responsibility for infrastructure development, balancing risk and investment between parties. The key advantage was timing – understanding requirements before commitment allowed for strategic negotiation rather than crisis management. The Broader Impact of Hidden Infrastructure Costs Sarah’s case represents a systemic challenge affecting rural and small-town development nationwide. As agricultural land transitions to residential use, infrastructure capacity often lags behind development pressure. For land buyers, this creates a minefield of potential hidden costs. Property listings use terms like “utilities nearby” or “city services available” without clarifying actual connection requirements or associated expenses. Municipal planning departments, particularly in smaller communities, may lack resources for comprehensive infrastructure mapping. This forces individual property buyers to conduct their own utility feasibility studies – often after purchase when options become limited. Site Facts Review: Your Shield Against Hidden Costs A comprehensive site facts review provides systematic protection against hidden land development costs through: Infrastructure Gap Analysis Comparing property boundaries with existing utility service areas to identify extension requirements and associated costs. Municipal Code Compliance Review Understanding connection requirements, alternatives, and exceptions that might affect development feasibility and costs. Construction Timeline Assessment Evaluating how infrastructure requirements impact building schedules, permits, and financing considerations. Cost Estimation and Budgeting Researching local construction costs to quantify financial implications of discovered requirements. Without this systematic approach, land buyers risk discovering expensive surprises during the building permit process, when backing out is no longer financially viable. The Resolution: From Crisis to Success Armed with detailed infrastructure cost analysis, Sarah successfully negotiated a resolution that saved her dream home project. The seller, initially claiming ignorance about sewer requirements, faced documentation proving the infrastructure gap. Ultimately, they agreed to a shared investment approach: Sarah closed on the property with full knowledge of costs

Tree Removal Site Prep: Don’t Bury the Real Problem If you’ve ever walked a property after tree removal, you know how satisfying it is to see open space where thick trees used to be. Feels like progress. But if you’ve been around the block with site prep, you know tree removal can create one of the most common and costly problems under your future home: backfilled stump holes. And worse than the holes themselves is when they’re casually backfilled without a plan. That’s when the surprises start—right when you’re trying to dig your foundation. I’ve been there. We’d call them Easter eggs. But trust me, nobody was smiling when they found one. Why the Foundation Needs to Sit on Native Soil Oregon code is clear. Foundations must be supported on undisturbed native soil or on engineered, compacted fill. That’s straight from ORSC R401.2 and R401.4 of the 2021 Oregon Residential Specialty Code. If you build over loosely filled soil, even if it looks good from the surface, you risk settlement and structural issues down the line. It’s not worth guessing. What Happens When You Build Over a Backfilled Stump Hole? We’d dig the foundation, everything looks good, then we hit a soft spot. Not just soft. It’s loose, inconsistent, and clearly backfill. We didn’t plan for it, but now the job stops. We had to: That kind of delay on day one throws everything off. It’s not just about time. It’s the tone it sets. The customer shows up to see a quiet jobsite. You’re already burning daylight, moving backwards, and adding cost before the footings are even formed. How to Avoid Costly Mistakes During Tree Removal Site Prep You don’t need a soil scientist on speed dial to prevent this. You just need a plan. Here’s what I recommend: It’s a simple habit that saves time, money, and a lot of stress. When to Bring in a Geotech for Tree-Impacted Lots If the disturbed area is more than 12 inches deep and sits under the home footprint, that usually triggers a need for a fill plan from a geotechnical engineer. Some counties and cities may require it no matter what. A geotech report gives you: It’s not cheap, but it can save you from foundation problems that cost a lot more. Don’t Let Day One of Your Build Turn into a Rescue Mission Look, nobody wants to dig up their own work. That’s what happens when you build over a stump hole that was filled in blind. You burn budget, frustrate your team, and risk problems that could’ve been caught early. If you’re prepping land for a custom home, remember this: stump holes are more than empty spaces. They’re potential liabilities. Mark them, respect them, and plan for them. You’ll thank yourself when the crew shows up, breaks ground, and just keeps going. Need Help With Site Prep or Risk Evaluation? We’ve helped hundreds of builders, buyers, and agents avoid nasty surprises before breaking ground. Let us help you see what’s coming. 👉 Order a SiteFacts Report📘 Download our Free Due Diligence Guide